Find a great agent (I have one).If you decide to partner on the deal, draw up a Joint Venture agreement, or a joint LLC with an operating agreement to make sure you both are protected, and what to do to exit the partnership. 

This normally takes place without notifying the lender that a deed exchange has happened and could--in theory--trigger the Due on Sale/Transfer clause that is standard in most mortgage contracts. 

I switched to passive investments in large apartment complexes managed by experienced professionals, and after a few passive investments I started becoming more active and joining General Partnerships taking down deals with those experienced teams. 

Instead of putting it in LLC I was going to put it into a trust so it wouldn't trigger the due on sale clause.

I want to pull the trigger on a deal with a new small team doing a new construction in a rural area.

Fast forward to today, I’ve been searching for deals everyday constantly, just waiting to pull the trigger on something.

Having a CA LLC you will have the privilege of paying an additional $800 charge on your CA return, and you may also owe another $800 fee for both the Texas and Wyoming LLCs if your activity rises to a certain minimal level.If any of these entities are multiple member LLCs they may be taxed as partnerships and its my guess you will need some professional assistance for that.

You need to find the best fit for where you are and what you want to do and pull the trigger.

I'll be spending the next few months learning and researching as much as I can and will wait until there is a little more direction with the economy before pulling the trigger on any deal.Gina

Most of the loan agreement has a clause that trigger sale if ownership changes.